50 Vine St · New Britain, CT 06052

$475,000

9 bd · 3.0 ba · 4,190 sqft · MultiFamily public records · 7 Days on market

Built 1895 8,712 sqft lot Est $528k · 10% under

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.1/30.0
• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• DSCR +6.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

OLD WORLD CHARM CAN BE BROGHT BACK HERE IN THIS OVERSIZED THREE FAMILY . HARDWOOD FLOORING ON FIRST AND SECOND FLOORS, GOOD SIZED THREE BEDROOM UNITS, POCKET DOORS ON FIRST AND SECOND FLOORS AS WELL. SHORT DISTANCE TO PARK, HOSPITAL, DOWNTOWN AND MAJOR ROADS. Property was built prior to 1978 and lead based paint may potentially exist. Please view all attachments, Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment

Key facts

• 8,712 sq ft lot
• Built 1895
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Hot water: Other
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation; Asphalt shingle gable roof; Shingle and wood siding
• Exterior features: Front porch; Level lot

Interior

• Bedrooms: 13 total bedrooms (across units)
• Bathrooms: 3 full bathrooms (total)
• Heating & cooling: Radiator heat; Natural gas fuel
• Interior features: Full basement; Attic with hatch access; 15 total rooms (multi-family)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.0-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive. Per door: $225/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $475k).
• Cap rate 8.0% vs local median 4.4% in New Britain — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#67 in CT, #4,936 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D, employment D.
• New Britain School District (suburban): math 6% / reading 17% proficiency, ranked #153 of 153 in CT (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Elementary School (math 4% / reading 10%, grade F, #538 of 553 statewide, top 97%, 527 students, 80% FRL); New Britain High School (math 10% / reading 31%, grade F, #162 of 194 statewide, top 83%, 2,331 students, 71% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $133k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $475,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $527,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32-34 Garden St	0.32mi	8/3.0 (-1)	4,295 (+2%)	2mo	$477,500	$111	74
235 W Main St	0.26mi	9/4.5	4,596 (+10%)	3mo	$425,000	$92	63
34 Harrison St	0.38mi	8/4.0 (-1)	4,219 (+1%)	12mo	$535,000	$127	62
70 Monroe St	0.73mi	9/3.0	4,100 (-2%)	4mo	$475,000	$116	59
57 Harrison St	0.39mi	8/3.0 (-1)	3,945 (-6%)	13mo	$475,000	$120	56
905 Corbin Ave	0.53mi	8/3.0 (-1)	3,965 (-5%)	9mo	$544,000	$137	54
380 Arch St	0.59mi	8/5.0 (-1)	4,030 (-4%)	2mo	$585,000	$145	51
119 Glen St	0.63mi	9/3.0	3,862 (-8%)	10mo	$420,000	$109	49
98 Glen St	0.65mi	9/3.0	3,625 (-14%)	2mo	$450,000	$124	46
232 Glen St	0.74mi	10/4.0 (+1)	4,000 (-4%)	9mo	$660,000	$165	41
912 Corbin Ave	0.56mi	9/4.0	4,788 (+14%)	12mo	$604,000	$126	36
19 Wakefield Ct	0.63mi	8/5.0 (-1)	3,616 (-14%)	2mo	$550,000	$152	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.27×
• Total profit: $302,062
• Equity at exit: $427,918

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $856,402
• Equity at exit: $922,821

Cash invested: $133,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06052

• Home prices YoY: 13.2%
• Active inventory: 22
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $5,565 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$1,032 /mo · $12,386/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,169
• Net cashflow: $675

Break-even live

Break-even rent $4,710

Max offer price $475,000

Occupancy floor 83%

Sensitivity live

Price	-10% $944	-5% $810	+0% $675	+5% $541	+10% $406
Rent	-10% $236	-5% $455	+0% $675	+5% $895	+10% $1,115
Rate	-1.0pp $915	-0.5pp $796	base $675	+0.5pp $552	+1.0pp $427

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$5,565
Total (3 units)			$5,565

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-10
   status Under Contract
2. 2026-04-03
   listed $475,000 Active
3. 2026-03-31
   historical $475,000
4. 2023-08-15
   soldstatus $450,000
5. 2018-12-28
   soldstatus $120,501 Closed 554-char remark

   Show marketing remark (554 chars)

   OLD WORLD CHARM CAN BE BROGHT BACK HERE IN THIS OVERSIZED THREE FAMILY . HARDWOOD FLOORING ON FIRST AND SECOND FLOORS, GOOD SIZED THREE BEDROOM UNITS, POCKET DOORS ON FIRST AND SECOND FLOORS AS WELL. SHORT DISTANCE TO PARK, HOSPITAL, DOWNTOWN AND MAJOR ROADS. Property was built prior to 1978 and lead based paint may potentially exist. Please view all attachments, Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment

6. 2018-12-10
   historical 554-char remark

   Show marketing remark (554 chars)

   OLD WORLD CHARM CAN BE BROGHT BACK HERE IN THIS OVERSIZED THREE FAMILY . HARDWOOD FLOORING ON FIRST AND SECOND FLOORS, GOOD SIZED THREE BEDROOM UNITS, POCKET DOORS ON FIRST AND SECOND FLOORS AS WELL. SHORT DISTANCE TO PARK, HOSPITAL, DOWNTOWN AND MAJOR ROADS. Property was built prior to 1978 and lead based paint may potentially exist. Please view all attachments, Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment

7. 2018-11-30
   listed $87,500 Active 554-char remark

   Show marketing remark (554 chars)

   OLD WORLD CHARM CAN BE BROGHT BACK HERE IN THIS OVERSIZED THREE FAMILY . HARDWOOD FLOORING ON FIRST AND SECOND FLOORS, GOOD SIZED THREE BEDROOM UNITS, POCKET DOORS ON FIRST AND SECOND FLOORS AS WELL. SHORT DISTANCE TO PARK, HOSPITAL, DOWNTOWN AND MAJOR ROADS. Property was built prior to 1978 and lead based paint may potentially exist. Please view all attachments, Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $12,386 · $1,032/mo
• Projected year-2 tax: $12,386 · $1,032/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $66,780
• − Mortgage interest: −$26,607
• − Property taxes: −$12,386
• − Insurance: −$2,375
• − Repairs & maintenance: −$5,342
• − Management: −$5,342
• − Depreciation: −$13,818
• Taxable income: $909
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $7,886/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: New Britain School District
• NCES district ID: 0902670
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $40,827
• Composite: 9.95/100
• National rank: #9816
• State rank: #153 of 153 in CT

Livability — New Britain

• Score: 74/100
• State rank: #67
• US rank: #4936

Category grades

Amenities C Commute B Cost of living A Crime D Employment D Housing A Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, CT
• City population: 66,322
• Population (ZIP): 8,232

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 17% Black 11%
• Hispanic origin (detail): Puerto Rican 25% Dominican 2% Salvadoran 1%
• Common ancestry: Romanian 13% Lithuanian 3% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 64% English-only · Spanish 29% Russian/Polish/Slavic 4% French/Haitian/Cajun 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.04%
• Current HPI: 359.7743
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+442.9% since first listed

7 events — show timeline

• 2026-04-10 Pending — Smart MLS
• 2026-04-03 Listed $475,000 Smart MLS
• 2026-03-31 Coming Soon $475,000 Smart MLS
• 2023-08-15 Sold (Public Records) $450,000 Public Records
• 2018-12-28 Sold (MLS) $120,501 Smart MLS
• 2018-12-10 Listing Removed — Smart MLS
• 2018-11-30 Listed $87,500 Smart MLS

Property tax history

+6.5%/yr

Latest (2025): $12,386 · +2.4% YoY. Source: county tax records.